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694 RECORD AJyD GUIDB November 18, 1916 INTERESTING PROBLEMS BROUGHT TO LIGHT AT MEETING OF BUILDING MANAGERS THE regular m.onthly dinner meeting of the New York Building Man¬ agers' Association was held at the Ho¬ tel Breslin on Wednesday evening, No¬ vember 8. B. E, Martin, the president of the association, read letters from Ru¬ dolph P. Miller, chairman of the Board of Standards and Appeals; Alfred R. Kirkus, sub-chairman of the Committee on Definition of a Factory Building, and other organizations, in response to the request for suggestions for a proposed bill to be introduced in the next Legis¬ lature modifying the definition of a fac¬ tory building. A. C. Bang, chairman of the Depart¬ ment Orders Committee, stated that he had had a talk with Tenement House Commissioner Murphy in an endeavor to get the Teneinent House Department to force the tenants instead of the land¬ lords to take care of certain violations. The commissioner stated that he expect¬ ed, in the near future, to have his inspec¬ tors instruct the tenants in the house, to maintain their own toilets in a cleanly condition, and to direct certain viola¬ tions for blocking exits and fire escapes against tenants instead of landlords. Mr. Bang also brought out the question of telephones in apartment houses, to see if there js not some way to prevail ttpon the telephone comjjany to install indi¬ vidual slot machines in apartment houses. After a discussion on this mat¬ ter the chairman announced that he would appoint a special committee to work in co-operation with the apartment house committee in taking this question up with the telephone company. Mr. Class brought up the question of the new proposed city ordinance which vSfOuld make it obligatory for the owner to maintain in the vestibule of each apartraent house a list of the tenants in the house, and after discussion it was resolved that this ordinance be referred to the .A.partment House Committee with a request that they consider the question and report their recommendations to the association. The following names were presented for membership: Douglas Cruikshank, of the Cruikshank Company, 141 Broad¬ wav, and R. W. Murray, of Douglas L. Elliman & Company, 414 Madison ave¬ nue, and were unanimously elected to membership. The chairman announced the appointment of the following gen¬ tlemen as a nominating com.mittee to select candidates for officers and vacan¬ cies occurring in the Executive Commit¬ tee in 1917: M. D. Littlefield, chairman, 14 Wall street: W. E. Barton, 340 Madi¬ son avenue, and J. G. Young, 10 East 33rd street. In order that some of the newer members might be better posted as to the scope of the recent work of the association, the president read a com¬ prehensive report showing the good work done during the past year, as fol¬ lows: "We feel that possibly some of the newer members or those who have not been quite active may not be posted as to the scope of some of the recent important work. We think it would be well to mention that the nominat¬ ing committee have certain work in mind when selecting the new candi¬ dates. The organization is now in its third year and we flatter ourselves on the fact that we are better known and perhaps more favorably known for our activities than many of the older and larger New York civic organizations. This is not mentioned in disparagem.ent of our friends, many of whom we are pleased to co-operate with. We have now before the authorities six important amendments or changes in laws which we have inaugurated and will follow closely and we hope for a satisfactory conclusion. They are as follows: "This is now undergoing a thorough in¬ vestigation by the Federal Trade Com¬ mission. The following quotation is from a recent letter from the Federal Trade Commission, Washington, D. C: "We propose not only to answer the questions contained in the Sen¬ ate resolution, but we propose to say what we think ought to be done to deal with the situation in a prac¬ tical way. It is not enough for us to say that the increases in wages at the coal m.ines does or does not justify the advance in prices which have been made to the consumer. We also intend to learn whether or not the anthracite area constitutes a natural monopoly and therefore justifies the policies of government regulations as well as conservation. Final report will not be made until Congress convenes. In the mean¬ time the question of whether or not anthracite coal is a natural mon¬ opoly will be thoroughly canvassed and a positive conclusion reached, and it is believed that the ne.xt step will be to investigate the process and cost of production and fix a reasonable limit of profit and then fix a maximum price." "In this work we have the co-opera¬ tion of m.any New York organizations. Apparently, many-thou.ght that this mat¬ ter was .going to fade away without decisive action. However, when we started this investigation with the Wash¬ ington authorities, which resulted in re¬ ferring the matter to the Federal Trade Commission, we did not expect decision until the matter was investigated by this Commission and referred to Con¬ gress, who authorized this investigation, this as a result of pressure throughout the country started by the New York Building Managers' Association and the Real Estate Board of New York. Re¬ cently a few members haye inquired regarding the sharp rise in coal prices; these conditions are also being investi¬ gated by the Federal Trade Commission. Believing that possibly we might secure prompt action on recent local high prices, I referred the matter to United States District Attorney Mar¬ shal's office. The District Attorney ad¬ vised me that he was investigating con¬ ditions by request of the Washington authorities, and that if any of our mem¬ bers had proof of unjust rise in price, by local dealers, they would welcome such information. Therefore, I would be pleased to receive any specific charges which members have. Please remem¬ ber, however, that they must be specific. "The question of ash removal from office buildings by the authorities, in re¬ turn for ta.xes paid, many are now sup¬ porting a unit on which they receive no return. This matter is now under con¬ sideration by the Board of Estimate, but we fear, owing to the excessive budget this year, that no good results will be obtained. However, by keeping behind this matter we hope to eventually ar¬ rive at some good result—or agitate a change in the present law. In this we also have the co-operation of many or¬ ganizations and individuals representing office building property valued at about $250,000,000. '^We have signed petitions on file for this amount. "At our last meeting the question of insurance rates was taken up. Fire Commissioner Adam.son stated that the fire insurance companies collected about $30,000,000 in premiums in 1915 in the Metropolitan District, which comprises of Manhattan, Bronx and certain sec¬ tions of Brooklyn, Their losses were estimated at about $6,000,000. Notwith¬ standing the insurance companies' de¬ nials of excessive premiums, we believe that they are paying handsome pre¬ miums. It is possible, however, a por¬ tion of this excess charge may be ac¬ counted for by outside losses which New York should not pay for excessively, but we will continue to do so as long as people are submissive. "We have accomplished betterments for employees in many respects. How¬ ever, when we find that the authorities are not quite able to cope with the labor situation, we do not expect to accom¬ plish very tnvich at this time. However, with a spirit of co-operation we believe that we can more justly act toward em¬ ployer and employee and in the near future show good results. "The following matters have been placed before committees of the Board of Standards and Appeals, at our re¬ quest, on some of, which we have the co-operation of other associations. a. Preparing or amending rules for fire escapes as a secondary means of exit on factory buildings. b. Fire alarm systems for factory buildings. c. To frame a proposed amendm.ent to the Labor Law to define a factory and factory building. d. Amending hoistway law calling for a platform over sidewalk. Members of our association had a model hoistway installed in a building and invited the commit¬ tee to inspect, the result of which we hope to hear at an early date. "Occasionally I have heard rumors that some uptown members believe that our organization is of little value to any but downtown members. I believe this an error and possibly some of our friends are .not posted in our work. We believe everyone will agree that to either uptown or downtown member, every¬ one of the questions outlined are of equal interest to all members. Of course, occasionally a specific point will come up that is of more interest to one sec¬ tion than the other, but all members are requested when they have anything of interest or are seeking information to please communicate with the ofifice, and we will see to it that they receive a prompt and we hope satisfactory reply. The many w-ho have benefited by this method will confirm this statement." H. L. Eckersen advised the meeting that the following law was being en¬ forced relating to factory buildings: Section 79-c. No door leading into or out of any factory or any floor thereof shall be locked, bolted or fastened during working hOurs. .W. E. Barton spoke at some length on the- apartment house situation in general, bringing up the problems that confront the apartnient house managers today. Following is a synopsis of Mr. Barton's address to the members: "The apartment house managers ap¬ preciate the splendid results accomplish¬ ed by this association, and they have benefited quite as much as their down¬ town friends by the constructive legisla¬ tion which has been enacted largely as the result of the association's activities and by the opportunity to meet the chiefs of the city, state and county departments more or less intimately. But I must confess that many of the discussions have lacked interest for the reason that they have centered around phases of the problems which only occasionally enter into my daily work. And I know that my impressions are shared by other apartm.ent house men. "The city's regulation applying to side¬ walk hoists is among the least of my troubles, and the cost of painting by the sauare foot does not affect my calcula- tioi>s, but I am keenly interested in knowing, for instance, to what extent the Consolidated Gas Company is re¬ sponsible for the maintenance of their rented gas ranges. Our unsolved prob¬ lems have more to do with the service and less with the physical plant. "The average apartment house base¬ ment is notably short of space, which means that eom.plex high-pressure plants arc going out of favor, and modern im¬ provements have a tendency towards simplifying the physical problems. We have our heating troubles, our circula¬ tion problems and the same difficulties in keeping the old plants running that you downtown men have, but these prob¬ lems can all be worked out along cer¬ tain well defined lines and competent expert advice upon these subjects is ob- (Continued on page 695.)